TOWN OF HINESBURG

PLANNING COMMISSION MINUTES

September 4, 2002

Commission Members Present: Jean Isham (Chairperson), Will Patten, John Mace, John Buckingham, Joe Iadanza, Fred Haulenbeek, Nancy Norris, Carrie Fenn

Commission Members Absent: George Bedard

Also Present: Alex Weinhagen (Town Planner), Tom McGlenn, Yvon Lamardi, Mike Goodhart, Bill Marks, Llewelln Cobden, Jan Blittersdorf, David Blittersdorf, Veronica Estey

Public Hearing on Proposed Amendments to the Zoning Bylaws:

Jean Isham opened the public hearing on the Zoning Bylaw Revisions at approximately 7:38pm.

Will Patten gave a summary of the proposed changes. He also explained the reasons and rationale for the changes. Will indicated that the Commission strongly supports the revisions for the following reasons:

• Revisions are consistent with current town plan.
• Keeps the local economy healthy.
• Keeps more jobs in town.
• Bolsters the local community by creating opportunities for townspeople to work in town rather than simply living here and spending most of their time during the week elsewhere.
• Helps prevent the town from being solely a bedroom community.

Bill Marks commented that the language in section 5.6.4 (2) that says “reasonably feasible” is redundant and could be changed to simply “feasible”. Joe Iadanza argued that there is something could be feasible but not reasonably feasible given other priorities.

Tom McGlenn asked for clarification on section 3.10.3 (1). He asked why there is no mention of a cap on total allowed building square footage. The Commission explained that square footage over 40,000 square feet does require conditional use review by the Development Review Board. John Mace also explained that there is an effective cap in that lot coverage can not exceed 60%.

Veronica Estey expressed a number of concerns about the proposed changes and the speedy process by which these have been proposed. She expressed support for the change and for NRG, but was still concerned about some aspects. Her concerns included:

• The decision to create the new Industrial V Zoning District was made quickly by the Commission. In the past she had been told that zoning district changes take 5-7 years to implement.
• Impact on future development in Commerce Park could be negative if this change gives the impression that the Commercial Zoning District is not capable of supporting new businesses.
• The east side of Route 116 is not the best side for further development due to traffic, and the Commission should give more thought to encouraging development on the west side.
• Expanding/creating a zone for just one business is not a good precedent, especially when it is done too quickly and is not consistent with previous policy on expanding zoning districts.

Bill Marks responded to Veronica’s concern about the speed and thoughtfulness of the process. He indicated that he has been to most of the Commission meetings on this matter, and he has been impressed with the Commission’s work. He said he was hesitant at first too, but now he feels the Commission has given rigorous consideration to the changes and that this is a well considered bylaw change.

Various Commission members responded to Veronica’s concerns by reviewing their rationale for the change and the process for additional changes in the future. Veronica indicated that her basic issue is that she wants to see more area zoned for commercial/retail uses. The Commission urged her to channel that energy into the town plan revision process which will begin this winter and next spring.

Yvon Lamardi said he appreciated the change so that NRG could stay in town. He said he likes the fact that NRG employees can easily obtain services at nearby businesses.

Tom McGlenn thanked the Commission for all its hard work. Jan Blittersdorf also thanked the Commission for it good work and speedy resolution to this matter.

Fred Haulenbeek MOVED to close the public hearing. John Mace SECONDED the motion. The motion PASSED 8-0.

John Mace MOVED to accept the Zoning Bylaw changes to include a new Industrial V zoning district, and to forward these to the Selectboard for adoption. Joe Iadanza SECONDED the motion. The motion PASSED 8-0.

Discussion of Potential Forest Conservation Overlay District:

This discussion was postponed until the September 18 meeting.

Other Business:

The Commission discussed the need to proceed on the West Side Road feasibility study. Jean will follow up with the Chittenden County Metropolitan Planning Organization (CCMPO). Fred will work with George Bedard to talk with landowners for input.

The Commission also discussed the need to follow through on a number of other projects in preparation for the town plan revision process. Some of these include the forest conservation overlay district, telecommunications regulation, rural residential area densities, PRD/PUD definitions. This led to further discussion on general town planning issues including: development potential for the West side of Route 116 (North of town center), increasing opportunities in the Village District, what to do with large blocks of land going out of dairy farming, how to encourage PRDs, etc.

Minutes of the July 24, August 7, August 13, August 14, 2002 Meetings:

Fred MOVED to approve the July 24, 2002 meeting minutes. John Mace SECONDED the motion. The motion passed 7-0 with Will abstaining.

Carrie Fenn MOVED to approve the August 13, 2002 meeting minutes. Fred SECONDED the motion. The motion passed.

Will MOVED to approve the August 14, 2002 meeting minutes. Joe SECONDED the motion. The motion passed.

The August 7, 2002 meeting minutes will be reviewed and approved at the next meeting.

Other Business (cont’d):

The next meeting will include: a build-out presentation by the Lewis Creek Association, a presentation by veterinary clinic owners Marv Greenberg and Julie Monter, a discussion of the forest conservation overlay district.

John Mace MOVED to adjourn the meeting. Will SECONDED the motion. The motion passed 8-0. The meeting adjourned at approximately 9:50pm.

Respectfully Submitted,

______________________________/____________

Alex Weinhagen Date